Article 5 — Required Improvements, Dedications, and Design Standards

(a)

The improvements set forth in this chapter shall be the subdivision improvements required of all subdivisions, except where a variance has been granted from any such requirement pursuant to this title.

(b)

Street improvements.

(1)

The following street improvements are required:

a.

Cross gutters,

b.

Curbs, gutters and driveway approaches,

c.

Sidewalks,

d.

Street name signs and traffic control signs,

e.

Street paving,

f.

Street trees.

(2)

These improvements shall conform to the Design Guidelines of the City of Coalinga when this document is published.

(c)

Utility improvements.

(1)

The following utility improvements are required:

a.

Ornamental street lighting system,

b.

Sanitary sewage collection and pumping system,

c.

Water distribution to all lots and fire protection system (including fire flow and fire hydrants),

d.

Undergrounding of utilities, including but not limited to electric, communication, and cable television lines installed in and for the purpose of supplying service to any subdivision, in accordance with the utility's rules and regulations on file with the California Public Utilities Commission,

e.

Storm water drainage system necessary for the proper use and drainage of streets, highways and ways, and to the land being subdivided.

(d)

Public safety improvements.

(1)

The following public safety improvements are required:

a.

Fences along lot line adjacent to proposed or existing surface water drainage channels if any,

b.

Fences and landscaping along rear lot lines of lots backing upon streets or highways,

c.

Off-tract improvements, wherever such improvements are required for the general health, safety and welfare, and where conditions necessitating such improvements are caused or aggravated by the subdivision.

(2)

The City Council may require additional improvements if deemed necessary to ensure the health, safety, convenience and general welfare of the community.

(e)

Improvements approval and construction.

(1)

Construction of improvements shall not commence until plans and specifications for such work have been submitted to and approved by the City as part of the tentative map submission, and, if the final map is to be recorded, a Subdivision Improvement Agreement has been signed.

(2)

All improvements shall be inspected and approved by the Community Development Director or his authorized representative. The subdivider shall be responsible for the actions of his contractor. Twenty-four (24) hours minimum notice will be required prior to an inspection by City personnel.

(f)

Plan check and inspection fees.

(1)

Subdivider shall be required to pay a plan check and inspection fee which shall include all charges for engineering and inspection services and rendered by the City including the cost of recording maps. The plan check and inspection fee shall be as indicated in the City Comprehensive Fee Schedule. The plan check fee shall be paid prior to commencement of plan checking by the City. The inspection fee shall be paid prior to any construction work requiring inspection.

(g)

Improvement security.

(1)

Security.

a.

The subdivider shall file, to assure his full and faithful performance of improvements construction, a bond or security for such sum as the Community Development Director deems sufficient to cover the cost of the improvements.

(2)

Security, form, and amount.

a.

Such security shall be in the manner, form, and kind provided by the Subdivision Map Act and acceptable to the City Attorney. The security shall be in the amount of 100 percent of the estimated cost of the improvements, conditioned upon the faithful performance of his agreement by the subdivider, and in the additional amount of 100 percent of such sum securing the payment by the subdivider to his contractor, his subcontractors, and to persons renting equipment or furnishing labor or materials to them for improvements. The security provided shall guarantee maintenance and/or repair of all defects in required public improvements for a period of one year following acceptance of said improvements by the City. In lieu of a 100 percent performance bond and 100 percent labor and materials bond, surety may be assured by the filing of a letter of credit, cash deposit, or deposit of negotiable bonds, which creates a trust fund in an amount equal to 110 percent of the cost of the work estimated by the Community Development Director. Said trust fund shall be maintained in a financial institution subject to regulation by the state and federal government with the trust fund limited to the following conditions:

1.

Ten (10) percent of the cost, representing a labor and materials deposit, to be retained for thirty-five (35) days after the filing of the notice of completion.

2.

Funds may be discharged from the balance of the surety account from time to time as work is completed, up to ninety (90) percent of value of work completed, with authorization of the Community Development Director until all work is completed and the notice of completion is filed; at which time the remaining funds shall be released thirty-five (35) days thereafter.

3.

Prior to final acceptance by the city of improvements, the subdivider shall provide the City with a one year maintenance bond in the amount of five (5) percent of the estimated cost of improvements.

(3)

Completion of work by the City.

a.

In the event the subdivider shall fail to complete all improvement work in accordance with the provisions of this chapter and the City shall have completed the same, or if the subdivider shall fail to reimburse the City for the cost of incidental expenses or to cover the cost of replacement and the repair of existing streets or other improvements damaged in the development of the subdivision or requiring repair or replacement during the one year guarantee period, the City shall demand performance of the agreement by the subdivider to do such work and reimburse itself for the cost of work agreed to be performed by the subdivider. If the amount of the surety bond or cash deposit exceeds all costs and expenses incurred by the City, the City shall release the remainder of such bond or certification, less the cost and expense incurred by the City. The subdivider shall be liable to the City for any costs additional to those secured in an action to be brought therefore by the City.

(4)

Agreement for installation of improvements.

a.

Prior to the approval by the City Council of the final map, the subdivider shall execute and file an agreement between the subdivider and the City, specifying a period of time, agreeable to the Community Development Director, which shall be not greater than one year, within which he shall complete all improvement work to the satisfaction of the Community Development Director, and providing that if the subdivider shall fail to complete such work within such period, the City may complete the same and recover the full cost and expense thereof from the subdivider. The agreement shall also provide for inspection of all improvements by the Community Development Director or his authorized representative and reimbursement to the City by the subdivider for the cost of such inspection.

(5)

Reimbursement agreement.

a.

The City shall enter into an agreement for reimbursement to the subdivider. However, the subdivider shall be reimbursed only for that portion of the cost of such improvements equal to the difference between the amount it would cost the subdivider to install improvements to serve the subdivision only, and the actual cost of oversize improvements or in the case of Master Plan facilities, the City will pay the subdivider for the oversizing pursuant to the terms of an Oversizing Reimbursement Agreement, consistent with Section 9-7.205(b)(2) of this chapter.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

When required as a condition for approval of a tentative map, the subdivider shall dedicate or make an irrevocable offer of dedication of land within the subdivision that is needed for streets, alleys, including access rights and abutter's rights, drainage easements, parks, and other easements and parcels of land intended for public use according to the standards listed below. In addition, the subdivider shall improve or agree to improve all streets and alleys, including access rights and abutters' rights, drainage, public utility easements and other public easements.

(b)

Nature of dedications.

(1)

Streets.

a.

The subdivider shall dedicate land for streets according to adopted City Standards. Partial streets shall be discouraged in developments except in those situations where warranted and when approved by the Community Development Director.

(2)

Waiver of direct access right.

a.

The Community Development Director may require that offers of dedication of streets include a waiver of direct access rights from any property shown on the final map as abutting thereon.

(3)

Public easements.

a.

The subdivider shall dedicate easements of at least ten (10) feet in width for all City utilities, including but not limited to natural gas, sanitary sewer, water, and drainage purposes, on each side of rear lot lines, along side lot lines, and in planting strips wherever necessary. Easements of different width may be required, based on the Community Development Director's determination.

(4)

Drainage facilities.

a.

In accordance with Government Code Section 66483, the City, as appropriate and as permitted by law, shall require payment of fees for purposes of defraying the costs of constructing planned drainage facilities if any part of the land division is located within a planned drainage area. If the subdivider installs planned drainage facilities, fees shall be reduced accordingly. Fees required pursuant to this section and associated with residential development shall be paid consistent with the provisions of Section 66007 of the California Government Code.

(5)

Bicycle paths and pedestrian trails.

a.

The subdivider shall dedicate or make an irrevocable offer of dedication of land that is needed to provide bicycle paths for the use, safety, and benefit of the residents of the subdivision.

b.

As stated in the Circulation Element of the City of Coalinga's General Plan, the subdivider shall also dedicate or make an irrevocable offer of dedication of land to contribute the City network of trails to provide safe and

agreeable pedestrian access to parks, schools and major facilities.

(6)

Transit facilities.

a.

When required as a condition for approval of a tentative map, the subdivider shall dedicate or make an irrevocable offer of dedication of land within the subdivision for local transit facilities such as bus turnouts, benches, shelters, landing pads and similar items that directly benefit the residents of a subdivision.

(7)

Railroad and grade crossings.

a.

The City Council shall review proposed subdivision plans with respect to existing railroad crossings and proposed or likely grade separations or other such facilities and shall require such changes as may be necessary to ensure that the design and improvement of the subdivision does not interfere with such future grade separations or other measures. The subdivider shall dedicate or make an irrevocable offer for dedication of the rights-of-way required for any grade separation or similar improvement that the General Plan Circulation Element proposes.

(8)

Solar access easements.

a.

At such time as the City has adopted solar access standards, and when required as a condition for approval of a tentative map, the subdivider shall dedicate or make an irrevocable offer of dedication of easements for the purpose of assuring that each parcel or unit in the subdivision for which approval is sought has the ability to receive sunlight across adjacent parcels or units in the subdivision for any solar energy system. The dimensions and locations of such easements shall be in accordance with any standards for solar access adopted by the City Council.

(9)

Park and recreation areas.

a.

As a condition of approval of a tentative map, the City shall require the subdivider to dedicate, make an irrevocable offer of dedication of land, or pay a fee in lieu thereof, or a combination of both, for neighborhood and community open space, park and recreational purposes. In order to conform to the policies of the General Plan and maintain existing standards for parks and recreation facilities, the park area required to be dedicated shall be equal to the ratio of the ultimate population of the subdivision to the current population of the City multiplied by the total park area within the City's planning area at the time of filing of the tentative but in no

case shall be less than three (3) acres of park area per 1,000 persons nor more than five (5) acres per 1,000 persons who will live in the subdivision, calculated as follows:

1.

The ultimate population of the subdivision is based upon the approved residential density and the average household size for the type of unit;

2.

Total population of the City shall be as reported in the most recent available federal census;

3.

Current park acreage shall be the amount of neighborhood and community park acreage identified in the General Plan or any more recent records, maps, or reports.

(10)

Elementary school sites.

a.

When a subdivider develops one or more subdivisions within one or more school districts maintaining an elementary school, the Community Development Director may be require the subdivider to dedicate to the school district or districts such lands as the district shall deem necessary, for the purpose of constructing facilities for the adequate provision of elementary school service.

b.

Procedure.

1.

The requirement of dedication shall be imposed at the time of approval of the tentative map. If within thirty (30) days after the requirement of dedication is imposed by the City the school district does not offer to enter into a binding commitment with the subdivider to accept the dedication, the requirement shall be automatically terminated. The required dedication may be made any time, before, concurrently with, or up to sixty (60) days after the filing of the final map on any portion of the subdivision.

c.

Payments to subdivider.

1.

The school district shall, if it accepts the dedication of land, repay the subdivider the original cost of the dedicated land, plus a sum equal to the total of the following:

i.

Improvement costs. The cost of any improvements to the dedicated land since acquisition by the subdivider;

ii.

Assessed taxes. The taxes assessed against the dedicated land from the date of the school district's offer to enter into the binding commitment to accept the dedication;

iii.

Other costs. Any other costs incurred by the subdivider to maintain the dedicated land, including interest costs incurred on any loan on the land.

d.

Exceptions.

1.

The requirements for dedication shall not apply to a subdivider who has owned the land being subdivided for more than ten (10) years prior to the filing of the tentative map.

(c)

Acceptance, termination and recording of dedications.

(1)

Acceptance of dedications.

a.

At the time the City approves a final map or parcel map, the City shall also accept subject to improvement, or reject, any offer of dedication. The City Council may accept said dedications pursuant to Section 1806 (c) of the Streets and Highways Code. The City Clerk shall certify or state on the map the City's action.

(2)

Offers of dedication.

a.

If at the time the final map is approved, any streets, paths, alleys, or storm drainage easements are rejected, the offer shall remain open and the City Council or Community Development Director may, by resolution at any later date and without any further action by the subdivider, rescind the City's action and accept and open the streets, paths, alleys or storm drain easements for public use which acceptance shall be recorded in the office of the county recorder. Dedications and acceptance or rejection of parcels of land for elementary school sites, public utility and other easements on parcels of land not previously specified shall be in accordance with the provisions of the Subdivision Map Act.

(3)

Termination of offers.

a.

Offers of dedications may be terminated and abandoned in the same manner as prescribed for the summary vacation of streets by Part 3 (commencing with Section 8300) of Division 9 of the Streets and Highways Code.

(4)

Recording dedications.

a.

The City shall record a certificate with the county recorder for any dedication in fee for public purpose or for making public improvements or constructing public facilities, other than for open space, parks, or schools. The certificate shall be attached to the map and shall contain all of the following:

1.

The name and address of the subdivider dedicating the property.

2.

A legal description of the real property being dedicated.

3.

A statement that the City shall reconvey the property to the subdivider if the City makes a determination that the same public purpose for which the property was dedicated does not exist, or the property or any portion thereof is not needed for public utilities.

(d)

Considerations in lieu of fees.

(1)

The City Council may allow any subdivider to furnish a consideration in lieu of payment of the fees mentioned in this chapter, if the City Council finds that such consideration has a value not less than the fees that would otherwise be payable. The form of consideration in lieu of fees may include, but shall not be limited to, any of the following or a combination thereof:

a.

Construction of all or part of a bridge project or major thoroughfare project, as the case may be, for which the area of benefit was established.

b.

Dedication or conveyance of all or part of the site or right-of-way required for major construction of a bridge project or major thoroughfare project, as the case may be, for which the area of benefit was established.

(2)

Value in excess of fees.

a.

If the City Council finds that the consideration in lieu of fees has a value in excess of the amount of fees that would be otherwise payable, the City Council may enter into an agreement with the party furnishing such consideration for reimbursement of the amount of such excess from moneys, then in or which may later accrue to, the fund into which such party would have been required to pay fees but for such consideration in lieu of fees, and to reimburse such party from such fund in accordance with such agreement.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)

(a)

Conformance requirement.

(1)

All improvements shall conform to standard specifications, designs and details as prepared by the administrative staff and approved by the City Council, or in the event no official or standard plan, specification, design, detail or regulation has been adopted by the City regarding the installation of a particular improvement, then the improvement shall conform to the plan, specification, design, detail or regulation then set forth by the administrative staff and approved by the City Council.

(b)

Streets and highways.

(1)

The street and highway design shall conform both in width and alignment with any general plan circulation element, precise street plans and other precise plans adopted by the City Council, and right-of-way for any such street or highway indicated on the general plan or precise plans shall be dedicated to the City by the subdivider.

(2)

Streets and highways not otherwise designated on the circulation element of the general plan shall not be less than those set forth in this section, except where it can be shown by the subdivider that the topography of the land or other physical constraints are such as to justify narrower width. Increased widths may be required for bicycle lanes and, when determined necessary, by the City Council in the public interest. Approval or determination of street classification shall be made by the City Council.

a.

Major arterial rights-of-way shall not be less than 116 feet in width.

b.

Minor arterial rights-of-way shall not be less than ninety-four (94) feet in width.

c.

Collectors without on-street parking rights-of-way shall not be less than fifty-three (53) feet in width.

d.

Collectors with median and without on-street parking rights-of-way shall not be less than sixty-five (65) feet in width.

e.

Collectors with on-street parking rights-of-way shall not be less than sixty-seven (67) feet in width.

f.

Local residential rights-of-way shall not be less than forty-seven (47) feet in width.

g.

Local commercial street rights-of-way shall not be less than sixty (60) feet in width.

h.

Cul-de-sac or other dead-end street serving less than ten (10) homes shall not be less than forty-seven (47) feet in width.

(3)

Relationship to existing streets.

a.

The street system in the proposed subdivision shall relate functionally to the existing streets in the area adjoining the subdivision and be designed to maximize access points to existing local and collector streets.

(4)

Center lines.

a.

The center lines of all streets, wherever practicable, shall be the continuations of the center lines of existing streets, or shall be offset at least 150 feet.

(5)

Intersections.

a.

Each street intersection shall be as near to a right angle as is practicable, and no intersection of streets at angles less than sixty (60) degrees shall be approved, unless necessitated by topographical conditions as determined by the Community Development Director.

(6)

Corner cut-offs.

a.

At street intersections, the block corners shall have a corner cut-off sufficient to accommodate a City Standard Street Intersection Return, inclusive of a wheelchair ramp.

(7)

Cul-de-sac or dead-end streets.

a.

Cul-de-sac or dead-end street shall be no more than 600 feet in length and shall have a turnaround having a minimum radius of forty-seven (47) feet, measured to the property line, and minimum of forty (40) feet to curb face unless the Community Development Director determines that such turnaround is not necessary.

1.

Culs-de-sac and dead end streets shall be prohibited in R districts except where necessary to give access to or permit satisfactory future development of adjoining land. If culs-de-sac and dead end streets cannot be avoided, bicycle and pedestrian connections shall be provided from the cul-de-sac or dead end street to nearby public areas and main streets.

2.

Culs-de-sac and dead end streets shall be avoided in all other districts. If culs-de-sac and dead end streets cannot be avoided, bicycle and pedestrian connections shall be provided from the cul-de-sac or dead end street to nearby public areas and main streets.

(8)

Curve radius.

a.

The center line curve radius on all streets shall be designed in accordance with acceptable safe engineering practices. In no case shall the curve radius for an arterial be less than 500 feet. Center line curve radius on all other streets shall not be less than 200 feet.

(9)

Frontage streets.

a.

When any lots front or side on any arterial, collector, expressway or freeway, the subdivider may be required to dedicate and improve a frontage street to provide ingress to and egress from such lots. Residential properties shall not front onto and take access to/from arterial or collector streets.

(10)

Private roads and alleys.

a.

Private roads and alleys shall not be permitted unless a Conditional Use Permit is approved by the City Council and, if approved, all private roads or alleys shall be constructed to City standards.

(11)

Grades of streets.

a.

Streets shall not be less than two-tenths (0.2) percent and not greater than seven (7) percent, unless because of topographical conditions or other exceptional conditions the Community Development Director determines that a grade less than two-tenths (0.2) percent, or in excess of seven (7) percent, is necessary.

(12)

Fire hydrants.

a.

The position of any street within twenty (20) feet of a fire hydrant shall not have a grade in excess of seven (7) percent to allow for the positioning of a fire suppression unit.

(13)

Access on arterials.

a.

Arterial streets shall not be used to provide direct access to individual single-family residential lots. When the rear or side of any lot borders an arterial, the subdivider may be required to execute and deliver to the City an instrument prohibiting the right of vehicular ingress and egress from said arterial to said lot.

(14)

Access on collectors.

a.

The use of a collector as primary direct access to individual single-family residential lots shall not be allowed.

(c)

Alleys.

(1)

The City Council, for any one of the following reasons, may require alleys to be constructed to City standards):

a.

Unusual size, shape or topographical character of the property to be subdivided.

b.

The relationship to existing or proposed commercial, industrial or high density residential development or adjacent railroad right-of-way.

c.

The special nature of the design or density of a residential subdivision where dwellings are grouped in such a manner as to require access from other than the street frontage.

d.

The need to maintain continuity of existing alleys where the property to be subdivided is located immediately between existing residential blocks where alleys are provided.

(2)

Residential alleys shall have a minimum dedicated width of twenty (20) feet.

(3)

Alleys shall be provided where needed to serve existing or proposed commercial or industrial areas, and shall have a minimum dedicated width of thirty (30) feet, with adequate provisions for ingress and egress.

(4)

A twenty (20) foot corner diagonal cutoff, measured along the property lines from the point of intersection, will be required where two (2) alleys intersect. An ADA compliant accessibility ramp shall be constructed pursuant to the City design standards.

(5)

Alleys shall be so laid out and aligned as to provide reasonable access for utilities and other services.

(6)

Dead-end alleys shall be prohibited.

(d)

Pedestrian ways.

(1)

Pedestrian ways ten (10) feet or more in width may be required:

a.

Through the middle of blocks that are more than 600 feet in length;

b.

To connect culs-de-sac;

c.

To provide access to playgrounds, parks, schools, shopping centers, or similar community facilities; and/or

d.

To provide access to trails or bikeways shown in the General Plan.

(2)

The subdivider shall install paving, landscaping, and fences as approved by the Planning Commission or City Council, unless otherwise waived.

(e)

Bikeways.

(1)

Bikeways shall be required in all locations shown in the General Plan or as approved by the Planning Commission or City Council. Bikeway width, paving, landscaping, fencing, and signs shall be as approved by the City Council.

(f)

Street names.

(1)

All street names shall be approved by the City Council. Duplication of existing names shall not be allowed, unless the streets are approximately in alignment with existing streets and not so far removed as to be confusing.

(2)

Names of through streets in a north-south alignment shall be followed by the designation "street," and the names of through streets in an east-west alignment shall be followed by the designation "avenue."

(3)

Cul-de-sac streets in a north-south alignment shall be followed by the designations of either "place," "way" or "drive," and cul-de-sac streets in an eastwest alignment shall be followed by the designations of either "lane," "circle" or "court."

(g)

Blocks.

(1)

Block length.

a.

Blocks shall not exceed 600 feet in length, unless existing adjacent property alignment, topographic, or traffic conditions justify a variation. Blocks longer than 600 feet in length shall provide midblock pedestrian crossings so that there is no more than 600 feet of continuous block without a pedestrian crossing. Blocks in the HZ Overlay zone are exempt from the block length limitations and requirement for mid-block crossings.

(2)

Block width. The width of each block shall be sufficient for an ultimate layout of two (2) tiers of lots, of a size required by the provisions of this chapter, unless the conditions justify or make necessary a variation from this requirement.

(h)

Lots.

(1)

Lot width.

a.

Each residential lot or parcel shall have frontage width of not less than that required by Chapter 2 of this title, Zoning Districts and Allowable Uses.

(2)

Lot depth.

a.

Lot depths shall not exceed two and one-half (2.5) times the proposed lot width except where existing topography makes such dimensions infeasible.

(3)

Lot area.

a.

The area of all lots shall comply with the requirements of this title relative to each particular Zoning District. A variety of lot and home sizes shall be provided.

(4)

Lot frontage.

a.

Lots shall have a single frontage on a street; double frontage lots or lots without street frontage will not be permitted except where, in the opinion of the City Council, topographic or unusual physical conditions justify a deviation from this rule.

(5)

Side lines.

a.

The side lines of lots shall, wherever practicable, be required to run at right angles or radially to the street upon which the lot faces.

(6)

Lot numbering.

a.

Lot numbers shall begin with the numeral "1", and shall continue consecutively through all of the units of the tract with no omissions or duplications, and no block numbers shall be used.

(7)

Division of Lots.

a.

No lot shall be divided by a County, City, school, or any other taxing district boundary lines.

(8)

Suitability of lots.

a.

All lots shall be suitable for the purpose for which they are intended to be used. Land subject to flooding or deemed by the Planning Commission or City Council to be uninhabitable shall be indicted on the final map.

(9)

Land remnants.

a.

All remnants of below-minimum size left over after the subdivision of a larger tract must be added to adjacent lots rather than allowed to remain as unusable parcels.

(10)

Walls and fences.

a.

Plans and specifications for required walls or fences and landscaping shall be submitted to and approved by the Community Development Director.

(i)

Access limitation strips.

a.

A one-foot access limitation strip shall be provided at the dead end of a stubbed street or at the edge of a partial width street, and shall be offered for dedication to the City for future street purposes.

b.

Access limitation strips shall be designated on the final map of the subdivisions and shall be specifically referred to in dedication and acceptance certificates.

(j)

Improvement extension and maintenance.

(1)

Each subdivision shall provide for the extension of improvements such as but not limited to lighting, common landscape areas, including pocket parks, perimeter walls, drainage systems beneficial to specific subdivision, drainage reservoirs, and open space areas, and the maintenance of such facilities through appropriate mechanisms as approved by the City Attorney. If a Landscaping and Lighting Maintenance District, Benefit Assessment District, or similar district is required, the following standards apply:

a.

Prior to the approval of improvement plans for a development, the applicant shall submit the following information for the establishment of a landscaping and lighting maintenance district, the extension of the subject improvements into the assessment area, and the maintenance of the improvements once constructed:

1.

A petition on a form provided by the Community Development Director requesting to have the subdivision placed in a district at the time the final map is approved by the city.

2.

Completed and approved landscaping and lighting improvement plans, and legal description.

b.

The district shall be established, or the annexation into an existing district concluded, and improvements completed and accepted concurrently with the other improvements in the subdivision.

c.

Exclusive of assessments for a district, the applicant shall pay all service fees and maintain all new district improvements in a safe and healthy manner for the greater of a ninety (90) day plant establishment period following acceptance of the subdivision improvements, or until assessment begins for the district.

(k)

Waiver of right to protest district formation.

(1)

Prior to final map approval, each subdivider shall record a document waiving their right to protest a new assessment or an assessment increase equal to or less than a CPI adjustment for a City-wide Landscaping and Lighting Maintenance District or other maintenance district when at least fifty-one (51) percent of the City is already in such district under the provisions of Government Code Section 53753.

(l)

Grading and erosion control.

(1)

Every map approved pursuant to this chapter shall be conditioned on compliance with the requirements for grading and erosion control, including the prevention of sedimentation or damage to off-site property, set forth in Appendix J of California Building Code of the most recently adopted edition. Steep terrain and other topographical features may limit the abilities of a subdivider to perform mass grading operations. At the discretion of the Community Development Director, individual grading plans for each individual lot may be submitted with the building permit in lieu of a mass grading plan normally submitted with the improvement plans.

(m)

Protection of natural features and trees.

(1)

Natural features. Significant rock outcroppings and other unusual land forms shall be shown and identified on the tentative map and on improvement and landscape plans.

(2)

Trees.

a.

All existing trees six (6) inches in diameter or over shall be shown on the tentative map with a notation as to the size, species and dripline. Trees that are part of an agricultural crop may be shown as the outer extent of the planting with a notation as to the species and average tree size and dripline.

b.

Existing trees six (6) inches or over in diameter may be required to be preserved. In cases where tree preservation is required, all grading and necessary tree trimming shall be conducted in accordance with an

arborist's recommendations for tree preservation.

c.

Trees within a proposed public right-of-way shall be removed only for good cause to protect the public safety or to allow the installation of adequate public facilities as may be approved by the Community Development Director.

(n)

Storm water management plan.

(1)

Every map approved pursuant to this chapter shall be conditioned to comply with the requirements of the City's Storm Water Management Plan, which includes measures that control construction site run-off and postconstruction run-off.

(o)

Watercourses.

(1)

In accordance with Sections 66478.1 through 66478.10 inclusive of the Subdivision Map Act, if the land division will front upon a public waterway, river, or stream, as defined in Section 66478.4(c), access routes and easements along the bank shall be provided as follows:

a.

The land division shall provide, or have available, reasonable public access by fee or easement from a public highway to that portion of the bank of such river or stream bordering or lying within the proposed land division, as determined by the City Council in accordance with Section 66478.5 of the California Government Code;

b.

The land division shall provide for a dedication of a public easement along a portion of the bank of such river or stream bordering or lying within the proposed land division, as determined by the City Council in accordance with Section 66478.5 of the California Government Code; and

c.

The City Council shall determine the governmental entity to which such access route or easement shall be dedicated, and all dedications shall be in accordance with Section 66478.6 of the California Government Code.

(2)

In accordance with Section 66478.12 of the California Government Code, if the land division will front upon any lake or reservoir that is owned in part or entirely by any public agency, including but not limited to the United States, State of California, or the City of Coalinga, the land division shall be provided with or have available reasonable access by fee or easement from public highways to the water of the lake or reservoir upon which the land division borders either within the land division or a reasonable distance from the land division, as

determined by the City Council in accordance with said statute. The City Council shall determine the governmental entity to which such dedication shall be made.

(3)

If a land division is traversed by a river, stream, or creek, the subdivider shall leave such river, stream, or creek in its natural condition whenever practical. Sufficient right-of-way shall be dedicated to the City or other public entity and improved for flood control purposes as necessary to accommodate flows of water that would be generated by a flood of 100-year frequency. In the event that a land division is to front upon a river, stream, or creek, the provisions of this paragraph shall apply to that portion of the bank thereof bordering or lying within the proposed land division. The City Council shall determine the governmental entity to which such dedication shall be made.

(4)

The City Council may disapprove a tentative map because of flood hazard and inundation, and require protective improvements to be constructed as a condition precedent to approval of the map.

(p)

Drainage reservoirs.

(1)

Temporary drainage reservoirs will only be allowed in areas where it has been determined by the Community Development Director that it is not practical to implement the intent of the latest adopted version of the Storm Drain Master Plan. Landscape and irrigation systems shall be installed as approved by the Community Development Director. Maintenance of these facilities shall be part of the maintenance district created for the benefit of the subdivision.

(2)

Temporary drainage reservoirs may be approved until such time as Storm Drain Master facilities are available for connection and shall be dedicated to the City as an easement.

(3)

Drainage Reservoirs designated in the Storm Drain Master Plan shall be considered permanent facilities and title of the land shall be held by the City in fee. Property acquisitions shall be in the form of a dedication or purchased in accordance with the City's Storm Drain Master Plan and City's Property and Right-of-Way Acquisitions Policy and Procedures Manual. Landscaping and irrigation systems shall be installed as approved by the Community Development Director.

(Ord. No. 776, § 1(Exh. A), eff. 9-5-2014)